Download Kaiser Permanente Largo Medical Office Building

Kaiser Permanente
Largo Medical Office
Building – Largo, MD
Christopher Pozza
Technical Assignment1
September 21, 2012
Advisor – Rob Leicht
Tech 1
Kaiser Permanente Largo Medical Office Building
Executive Summary
Technical Assignment 1 includes an investigation of the building construction, systems utilized and scope
of work required for the Kaiser Permanente Largo Medical Office Building. This report goes into detail
about the project schedule, cost evaluation, existing conditions, project delivery and more. Results of
this investigation are discussed in more detail throughout this report.
The Kaiser Permanente (KP) Largo Project includes expansion of the existing medical office building with
a combination of both minor and major renovations to the occupied medical office building. The
addition will consist of three-story, 106,700 square foot. The goal of this project is to implement
requirements of the KP functional program to meet the current and future patient health care demand
as well as create a healthier experience for patients and staff.
The three-story addition footprint is replacing a large amount of parking space, so a four-level parking
garage was built before the focus of this report could begin. Scope of the addition is shown in Table 1.
Floor Level
First Floor
Second Floor
Third Floor
Penthouse
Total
Primary Function
Imaging, CDU/Urgent Care, Pharmacy
Medical Pulmonary and Cardiology, Orthopedics/Podiatry,
Surgery and Head/Neck Surgery
Pre-Surgery Center, Outpatient Surgery, Recovery/ Perioperative
Services, Staff Lounge and Sterile Processing
Mechanical Equipment
Area
37,100 SF
34,800 SF
34,800 SF
0 SF
106,700 SF
Table 1 Primary Function and Square Foot area of the addition.
The schedule has very little room for delay and has been strict ever since the start of construction. DPR
was awarded this construction contract on December 27, 2010. The Notice to proceed was issued June
10, 2011 as design and preconstruction was underway; however, construction was actually delayed right
away due to obtaining the owner provided building permit. Once obtained, site mobilization began
followed by construction with some unique sequencing of activities discussed later in this report. First
patient for the addition is expected July 17, 2013.
The cost analysis has been dissected slightly for a more accurate analysis. The addition is the key focus
of the cost comparison using RSMeans. The actual building cost of the addition is $230.79 per square
foot. This was almost $100 per square foot more than the RSMeans square foot analysis. There are
several reasons for this large difference. This project is not a typical medical office building, serving as
more of a hospital with larger than average and more unique systems in some cases. Further detail will
be provided in the Project Cost Evaluation section.
Some ideas for further research include comparing the chosen masonry façade to using precast panels
instead to cut schedule time, how BIM was used with preconstruction planning and its affect throughout
construction and whether or not the building’s structural steel system selected was the most cost
effective choice for a medical office building.
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Table of Contents
Project Schedule Summary ........................................................................................................................... 3
Foundation ................................................................................................................................................................................... 4
Structure ...................................................................................................................................................................................... 4
Finishes ........................................................................................................................................................................................ 5
Building Systems Summary ........................................................................................................................... 6
Demolition ................................................................................................................................................................................... 6
Excavation .................................................................................................................................................................................... 6
Structural Steel Frame ................................................................................................................................................................. 7
Cast-In-Place Concrete ................................................................................................................................................................. 8
Precast Concrete .......................................................................................................................................................................... 9
Mechanical System ...................................................................................................................................................................... 9
Electrical System ........................................................................................................................................................................ 10
Lighting....................................................................................................................................................................................... 11
Masonry ..................................................................................................................................................................................... 11
Curtain Wall ............................................................................................................................................................................... 12
Exterior Insulation and Finish System (EIFS) .............................................................................................................................. 12
Metal Panel ................................................................................................................................................................................ 13
Sustainability Features ............................................................................................................................................................... 13
Project Cost ................................................................................................................................................. 14
Square Foot Estimate ................................................................................................................................................................. 15
Assemblies Cost Estimate .......................................................................................................................................................... 16
Existing Conditions ...................................................................................................................................... 17
Site Layout Planning .................................................................................................................................... 18
Excavation & Site Mobilization .................................................................................................................................................. 18
Structure .................................................................................................................................................................................... 18
Finishes ...................................................................................................................................................................................... 19
Local Conditions .......................................................................................................................................... 20
Geotechnical Report .................................................................................................................................................................. 20
Building Methods ....................................................................................................................................................................... 20
Parking ....................................................................................................................................................................................... 21
Recycling .................................................................................................................................................................................... 21
Local Bylaws & Permits .............................................................................................................................................................. 21
Client Information ....................................................................................................................................... 22
Project Delivery System .............................................................................................................................. 22
Staffing Plan ................................................................................................................................................ 23
Appendix A – Project Summary Schedule ............................................................................................................................ 24
Appendix B – Square Foot Cost Estimate ............................................................................................................................. 25
Appendix C – Assembly Detail Report .................................................................................................................................. 26
Appendix D – Existing Conditions ......................................................................................................................................... 27
Appendix E – Site Plans ........................................................................................................................................................ 28
Appendix F – Organizational Chart ....................................................................................................................................... 29
Appendix G – Staffing Plan ................................................................................................................................................... 30
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Project Schedule Summary
Kaiser Permanente has developed a well-planned execution of expanding its current facilities in Largo,
MD. Because the new addition will take up critical parking areas, a new four-story parking garage was
completed before the addition construction would start. Upon completion of the parking garage, DPR
was awarded the construction contract to be the general contractor on December 27, 2010. Kaiser
Permanente issued the Notice to Proceed on June 10, 2011. A more detailed schedule, the Project
Summary Schedule, can be found in Appendix A. DPR is responsible for construction of the addition
along with the renovation of the existing medical office building. The Project Summary Schedule does
not include any renovation work as planning is still underway and construction is not to start until the
addition is complete.
This schedule is broken in three main categories; Design and Procurement, Construction and a Closeout
& Occupancy phase; each including major milestone dates throughout the duration of the project. One
of the biggest challenges this project presents is dealing with an occupied building. Specific design
requirements had to be met due to the existing building and its architectural features which will be
investigated more in depth in Technical Assignment 2. However, because of the site layout, it has been
determined that major work would flow best from the area closest to the existing building and proceed
south to the rest of the L-shaped addition, as seen in Figure 1 and starting in Area B proceeding to Area
C. After completion of the addition, it has been determined the renovation will be phased while
occupied night work will be required in four 10-hour shifts.
The Construction Phase was actually delayed from the start due to delay attaining the Owner provided
permit. Site mobilization and utility work could
begin, but foundations were not able to start until
the end of August 2011. Construction includes a
fairly traditional route with a few variations
discussed in further detail to come later in this
analysis. A few unexpected variations include
structural steel beginning before a slab on grade
begins, drywall finishing within a couple weeks of
finishing 3rd floor windows, and the overall roof
sequencing.
The Closeout & Occupancy Phase has been broken
into the Startup & Commissioning activity, which
summarizes entails several inspections and
Figure 1 - Footprint of the existing building and addition, separated into
punchlist completions. Along with Startup &
different areas based off construction. These references will be used
throughout the report. Image created by Chris Pozza.
Commissioning and Owner Furnish Contractor
Install (OFCI), three major milestones have been included. Substantial Completion is set for February 11,
2013. Final Completion follows on April 12, 2013. There is an activation period lasting a few months
before the first patient can receive treatment on July 17, 2013. It is intended that the renovation will be
complete in one year from time of the first patient of the addition.
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Foundation
After necessary underground utilities are dealt with and completed, the foundation can start. Primarily,
spread footings are used. The sequence began with the framing, reinforcing and placement of the
footings followed by perimeter foundations. The sequence began in Area B, quickly moving to Area C.
Footings are normal weight, 3,000 PSI with a slump of 3-4” and extend to at least 2.5’ below the final
exterior grade, safely below the frost line.
The slab on grade actually began after structural steel, which will be discussed more in the next section.
The slab on grade is 5” thick, 3,000 PSI normal weight concrete reinforced with W2.9xW2.9 welded wire
fabric. The system rests on 15 mil vapor barrier over 4” of compacted stone aggregate. The slab was
finished with a smooth, trowel finish. The only area of slab to differ is below the MRI room. Here the
slab is required to be 16” thick, 3,000 PSI normal weight concrete and reinforced with 5/8” diameter
fiberglass reinforcing. Dewatering systems were deemed unnecessary as the closest level groundwater
was encountered at was 12’ below the surface. Wooden formwork was used where necessary and for
all housekeeping pads required in the structure.
Structure
Because the new footprint is an L shape, steel began near the existing building, referred to as Area A.
The structure itself is comprised of steel columns, girders and beams. Sequencing could repeat the
same direction as foundations; moving south to Area B and finishing steel erection with Area C. It
should be noted that the steel sequence was changed near scheduled time of erection.
Originally, the steel erection plan was to place all columns on the first level, which are two-story
columns, followed by the entire top level; again moving from Area B to Area C. This was noticed and
quickly changed by the project team because if the original sequence were to take place, valuable time
would have been lost. Slabs and floor deck
would not have been able to begin working in
areas if crane lifts were going to be done
overhead, so the sequence was changed to do
entire areas of the building instead of entire
floors. Slab on grade construction was able to
start roughly one week after steel erection
began.
A unique aspect of this project is the structural
steel connections. A Sideplate Frame System,
seen in Figure 2, has been selected. This is
much more popular on the west coast, not
traditionally being done on the east coast. This
system will be discussed in more detail in the
Structural Steel section to follow.
Figure 2 – Photograph of a Sideplate system. This is a moment frame
that connects columns to beams and girders and can be single or
double sided, shown above is a double-sided connection. Spray-on
fireproofing has already been applied to the structural steel at this
point of construction. Personal photograph taken by Chris Pozza.
Metal deck placement began the day steel
erection completed to be followed by installment of shear studs, working from the bottom up. A 60-ton
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crawler crane was used and laydown areas will be discussed more in this analysis. A more detailed
schedule analysis and estimate for steel will be developed in the following Technical Report 2.
Finishes
The building finishes sequence includes numerous activities; started with insulation and hanging of
drywall. Other activities included are taping & finishing drywall; first coat paint; installing the ceiling
grid, light fixtures, sprinkler heads and final paint. Once the final layer of paint is completed, a close-in
inspection will take place.
There are a few things to point out regarding the sequencing of events during construction and how
they affected finishes. The exterior enclosure was behind schedule from early on due to obtaining the
owner provided building permit late and weather delays. Along with this, complicated details for the
vapor barrier further hindered the façade construction about one month. Surprisingly, MEP &
Fireproofing rough ins started on the first floor the same day the exterior enclosure started. Along with
this, a temporary roof was necessary to be tied down. This combination delayed the Building Watertight
milestone and major elevator work. A low roof in Area C was required to have a temporary roof
because a Mason King system was required to be placed on it for masonry work.
Owner Furnished and Contractor Installed (OFCI) equipment will start arriving on site on October 30,
2012. Substantial Completion is expected to be February 11, 2013. Final Completion for the addition is
scheduled for April 12, 2013 and First Patient will be July 17, 2013. Once construction ends in the
addition, it will begin the phased construction of the occupied existing medical office building. The
renovation is currently expected to take one year to complete.
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Building Systems Summary
The building systems primarily focused on in this section are the structural steel frame, electrical system,
masonry and glass curtain wall systems. The structural steel frame has unique connections and could
provide an interesting comparison in later analyses whether or not the system selected was cost
effective. The electrical system is critical for a medical office building where people’s lives could depend
on the building’s power. System redundancy is required with backup power in case of emergency.
Finally, the exterior façade is mostly covered in brick veneer and a prefabricated aluminum curtain wall.
The brick veneer could possibly be studied closer with an alternate precast system instead.
Yes
No
Work Scope
Demolition
Structural Steel Frame
Cast-In-Place Concrete
Precast Concrete
Mechanical System
Electrical System
Masonry
Curtain Wall
Support of Excavation
Table 2 - Building Systems Summary table created by Chris Pozza.
Demolition
Prior to start of construction, the existing surfaces, structures, paving and hardscape making up what
was once a parking lot needed to be removed. A vestibule connected to the existing pharmacy needed
to be demolished as well as a canopy at the loading dock. There are several locations where the
addition connects to the existing building that will need to be opened in order to create corridors
connecting the two structures. This will be done as construction progresses more.
Once the renovation begins, there will be large amounts of demolition in the existing building as entire
departments are being redone or moved. Zip walls will be required in areas during renovation work in
order to limit the amount of dust and debris reaching neighboring areas. Being that this building was
constructed in 1998, asbestos and lead are not to be a concern.
Excavation
There is no major excavation that required an additional form of support as this three-story addition’s
first floor is a slab on grade with no basement. Minor excavation is required for the footings and
foundations, underground utilities and an oxygen tank. Utility trenches have been dug four inches
deeper than the required bottom-of-pipe elevation to allow for a layer of aggregate bedding. Because
the water level was well below foundations with only shallow excavations being done, no dewatering
systems were necessary.
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Structural Steel Frame
The main superstructure consists of wide flange beams, columns and girders. The first floor is a 5” thick
concrete slab on grade. The rest of the building’s floor deck is 3” deep, 18 gage, composite metal deck
with a 2.5” topping thickness. Typical floor beams range from W16x26 to W16x31 with girders ranging
from W21x57 to W21x73.
Typical roof construction consists of 3” deep 20 gage steel roof deck. Decking has been specified based
on a three span condition. Wide flange beams are used on the roof that primarily consists of W14x22,
but W21x44 are required where supporting rooftop mechanical units. Roof girders mostly range from
W21x44 to W21x62 with W18x40
and W18x50 spanning the
perimeter. Hollow Structural
Steel (HSS6x6x1/4) is used near
the cobrahead roof. Steel is
sloped toward roof drains.
This structure uses a unique
moment connection, a Sideplate
Frame System, which is shown to
the left in Figure 3.
Figure 3 - Field erection method of a Sideplate Frame System. Image courtesy of
Ellerbe Becket.
Figure 4 - 3D drawing of a Sideplate Frame System. Image courtesy of Ellerbe Becket.
Sideplate connections were
chosen over braced frames
because they allow lateral
framing to be located more
conveniently and offer a greater
cost economy. This system has
previously been used on Kaiser
Permanente facilities on the west
coast.
Figure 4 shows a 3D view of a
side plate. Connections are
prefabricated and require minor
field work to bolt and weld
members. The system itself is a
beam-to-column moment
connection. This can be a one- or
two-sided connection that saves
space and construction time. A
shear plate is welded to the web
of the column above and below
the physical side plate with one
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on each side. The side plate itself extends beyond the column where the beam is then placed and
bolted. Seen below in Figure 5 is an elevation and plan view of the Sideplate Frame System.
Figure 5 - Elevation and plan view of a Sideplate Frame System. Image courtesy of Ellerbe Becket.
Cast-In-Place Concrete
Cast-in-place concrete served several purposes for this structure. Shallow spread footings make up the
foundation. The floor systems, including the 5” thick slab on grade, are all cast-in-place that are
reinforced with welded wire fabric. Housekeeping pads are also required for all mechanical, electrical
and plumbing equipment to elevate equipment. The screen wall at the west loading dock were cast-inplace concrete as well. A concrete pump truck was utilized to place the majority of concrete placement.
Buggies were necessary for small placements such as housekeeping pads.
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Precast Concrete
Although the neighboring parking deck is
predominantly brick-clad architectural
precast, the addition uses very little precast;
however, precast concrete was used as an
architectural feature to make a smooth
transition from the existing to new
structure. This accent band can see going in
place in Figure 6, along with the vapor
barrier, insulation and necessary steel tiebacks. The band itself is called out in red
below in Figure 7. It can be seen that a color
near that of the brick used blends nicely
with the window sills and accent bands. An
all-terrain forklift was used to lift precast to
Fraco Lifts from which pieces are placed.
Figure 1, Below - Architectural precast concrete is seen under
window sills and spanning the addition on the left above the third
story windows. Personal Photograph taken by Chris Pozza.
Figure 6 - Precast concrete can be seen above which make up the
accent band along with east elevation. Personal photograph taken by
Chris Pozza.
Architectural Plant-cast Concrete
Mechanical System
Four rooftop air conditioning units resting on 30” high roof
curbs will be responsible for the building’s air
conditioning. Imaging and MRI suites will have smaller
dedicated split air conditioning units. New terminal units
with electric reheat coils will be included with variable air
volume (VAV) and constant air volume (CAV) units, which
will be the primary source of heating. Direct Expansion rooftop units with supply and return fans will be
included on the addition as well. These are equipped with variable frequency drives (VFDs). Chillers will
be closed-loop systems that use non-CFC/HCFC R404a refrigerant.
The main mechanical and plumbing room is in the southwest of Area C. All rooftop air conditioning
units will have two banks of filters, along with economizing dampers and controls to provide free cooling
when outdoor conditions are suitable. A few other energy conservation measures will be taken for this
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system. Operating suites have setback controls for unoccupied periods and the mechanical system
controls will provide and optimize energy efficiency. All rooftop air conditioning units will have VFDs at
every supply and return fan allowing for variable airflow. A direct digital Energy Management System
(EMS) will optimize units operation.
A unique feature is the cryogen vent which is required for the MRI equipment. This vent allows the
superconducting liquid, used to keep magnets from overheating, to be dissipated from the building in
the event of an unexpected shutdown, also known as a quench. The vent runs from the MRI suite
through the building’s partition walls until exiting the building on the roof.
A 6” fire and domestic water service lines will be split from the service provider to supply this building.
A Double Check Valve backflow preventer will be provided in the fire main supplying the 50 horsepower
fire pump. The fire pump serves two standpipes in risers. Every floor will have a sprinkler branch,
control valve, tamper switch and a flow switch that are connected to the fire alarm panel. Concealed
sprinklers will be provided for public spaces and pendent type sprinklers will be located in ceilings of
patient and administrative rooms. A dry-pipe sprinkler system will be provided for the main patient
entrance canopies.
Electrical System
Pepco Power is the electric utility supplier to the existing building. The three-story addition is going to
include a service yard on the southeast corner of the building. The electrical system’s service connects
to a Pepco Power supply that consists of a 13.2 kV feeder serving a utility provided 480/277 Volt Pad
mounted transformer, which will be fed from two sources in a three-way, concrete-encased ductbank.
There will be a one-way concrete encased ductbank running to an existing Pepco Pole. A two-way
concrete-encased ductbank will also be connected to a new Pepco power source. From the service yard,
a connection will be run by Pepco Power to the main switchboard which will consist of a 15-way
concrete-encased ductbank.
Also in the service yard are two 1,250 KW Diesel generators which are connected to the addition’s
paralleling gear. Between the paralleling gear and Switchboard MDS are eight main circuit breakers
(MCB) and a fire pump; each of which have an automatic transfer switch to transfer the emergency
distribution system loads from the Pepco Power source to the emergency generators. The main switch
board and paralleling gear are both 4,000 Amp, 480/277V, and three-phase. Dry-type transformers are
typically found throughout the building in electric rooms, ranging in size from 45 to 150 KVA, with the
most common being 75 KVA. The main electric room is adjacent to the main mechanical room in the
southwest corner of Area C. There are several smaller electric rooms on floors two and three.
The building uninterruptible power supply (UPS) for the addition will operate in union with the existing
building’s electrical system. Its purpose is to provide back-up and distribution for critical electrical loads.
The system is comprised of a single 60 KVA, 54 KW UPS module. Also included is battery capable of a
15-minute run time at this load.
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Lighting
A three-phase, 277V, 20 KVA UPS System with a 90 minute battery back-up will be specifically for
emergency lighting applications. 277V, 3500/4100 Kelvin fluorescent fixtures dominate the new
addition although there are some 120V incandescent fixtures used in areas for special use or decorative
applications and include dimmers. The predominant luminaire in corridors, offices and patient rooms
will be 2’ by 4’ recessed ceiling fixtures with either two or three 32 watt T8 lamps. Waiting areas and
imaging rooms are generally comprised round recessed LED fixtures. The MRI room will use 200 watt
down lights actually running off of DC power specifically rated for MRI suites. Exterior lighting is mainly
comprised of 100 watt HID lensed
downlights are recessed in the exterior
canopies on the east and south ends of the
addition.
Masonry
Non-load bearing brick veneer over steel
studs will be the primary building façade.
There are two colors of brick used that
match the existing building’s colors.
Working from the inside out, the wall has
5/8” gypsum board on the interior of 6”
metal studs and batt insulation. There is a
½” layer of gypsum sheathing, air/vapor
barrier, 2” rigid insulation tight to the air
barrier, followed by a 2” air space before
reaching the exterior brick.
Figure 8 - Detail of exterior masonry wall at foundation. Image courtesy of
Ellerbe Becket.
Fraco Lifts were set up around the
perimeter of areas placing brick. MasonKing lifts were required in areas where veneer work was done
above rooftops, which are shown and described below in Figures 9 and 10.
Figure 9 - View looking at southwest elevation. A MasonKing lift
is required in areas where work is done above rooftops. These
lifts have to be simultaneously cranked by hand to be lowered or
raised. Personal photograph taken by Chris Pozza.
Figure 10 - View looking at east elevation. Fraco Lifts are used
around exterior to provide efficient flow of construction along a
large percentage of elevation at a time. Materials are lifted into
place with a boom lift. Personal photograph taken by Chris Pozza.
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Curtain Wall
Prefabricated aluminum curtain wall systems
are used mostly on the west and south
elevations. This wall system consists of 2.5”
wide by 8” deep exposed mullions and caps
at multistory locations. At low rise locations,
2.5” wide by 6” deep exposed mullions and
caps are used. There are horizontal and
vertical expressed caps along with the two
main types of glass; 1” clear low E coated
insulated glass and 1” spandrel glass. The
system is thermally broken and designed to
accommodate horizontal and vertical
Figure 11 - View of west elevation curtain wall system under construction.
movement.
The boom lift used during construction of the façade system can be seen
at the bottom of the photo. Personal photograph taken by Chris Pozza.
An exterior view of glass curtain wall going in
place is shown above in Figure 11. To the left
is Figure 12, an interior view looking at the
same area on the second floor is seen.
Eventually, this area will be a corridor into the
existing building (straight ahead) with waiting
areas to the right, getting plenty of natural
daylight.
Figure 12, left – Interior view of west elevation curtain wall
system under construction. Personal photograph taken by
Chris Pozza.
Exterior Insulation and Finish System (EIFS)
An EIF System over steel stud back-ups is used primarily on the underside of overhangs and screenwalls
around rooftop units. Primarily, it’s used in areas where it actually cannot be seen. At non-insulated
soffit locations, EIFS is applied directly over the water resistant sheathing. The EIFS will have an acrylic
finish coat with a standard light-sand, troweled finish. The color has been chosen to match the EIFS in
the existing building.
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Metal Panel
There are three types of metal panel used on this project. Insulated Aluminum Panels (MP-1) are 2”
thick insulated metal panels that are bonded to factory foamed-in-place core with a tongue-and-groove
joint. Composite Aluminum Panels (MP-2) are comprised of two sheets of aluminum sandwiching a core
of extruded thermoplastic. This system is formed in a continuous process with no adhesives between
unlike materials. Preformed Exposed Fastened Metal Panels (MP-3) are fabricated from zinc-coated
steel. These will largely be used at the elevated roof of the clerestory shown below in Figure 13.
Sustainability Features
Although this building is not going to be LEED
certified, there are many sustainable features in this
medical office building. Construction is guided by the
Green Guide for Health Care, although contracts are
not tied to it. Throughout construction, material is
being separated and recycled. A major passive
feature of this building is the large cobrahead roof
on the third floor of the addition which spans over
200 feet in length, shown in Figure 13. This will bring
in large amounts of natural daylight without
overheating the space. The top layer of roofing
consists of a thermoplastic membrane. This is a
durable material that, because of its white color, will
help the roof reflect light and absorb as little heat as
possible, preventing the heat island effect.
Figure 13 - Shown above is the clerestory that stretches over
200 feet long and bringing in natural light. Personal
photograph taken by Chris Pozza
There will also be a drainage pond located between
the Area C and the existing south wing. The pond will manage storm water runoff and help improve the
water quality of nearby sources. Another great thing incorporated into the landscape design is the
natural vegetation that will be used surrounding the building. There is a lot less macadam and concrete
around the perimeter of the building, allowing plenty of space for grass, shrubs and small trees native to
the area. The area surrounding the building, once completed, will have entirely new pathways guided
through a variety of vegetation. The plantings have specifically been chosen for their indigenous
characteristics and don’t require more water than the natural environment provides; therefore, an
irrigation system is not required.
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Project Cost
The following section focuses on the cost of the KP Largo Medical Office Building. The key focus of this
section will be the cost of work in the addition. The renovation will not be focused on in great detail
because it is still in a planning stage and it will not be a traditional sequence or full-building renovation
with any comparison cases to compare to in the area that would be relevant. Information about the
addition and renovation will be included to show relative cost information, but the square foot and
assemblies estimates will only include addition work as this makes up over 80% of the total project cost.
Project Cost
Total Project Cost
Addition
Renovation
Size (Square Feet)
236,200
106,700
129,500
Cost ($)
39,558,519
32,504,687
7,053,833
Cost per Square Foot ($)
167.47
304.64
54.47
Table 3 - Total project cost and size information for the Kaiser Permanente Largo Medical Office Building.
Table created by Chris Pozza.
As noted above in Table 3, the guaranteed maximum price is $39,558,519. The total cost per square
foot is very low for such a project, but that is due to renovation work typically being lower and only
certain areas in the existing building being renovated. The addition costs roughly $305 per square foot.
Actual Construction Cost
Total Actual Const. Cost
Addition
Renovation
Size (Square Feet)
236,200
106,700
129,500
Cost ($)
30,018,866
24,625,461
5,393,401
Cost per Square Foot ($)
127.09
230.79
41.64
Table 4 - Actual construction cost and size information for the Kaiser Permanente Largo Medical Office Building.
Table created by Chris Pozza.
Table 4 summarizes the actual cost of construction, excluding the following:









Contingency
Bonds, Insurance, and Taxes
Performance and Payment Bond
Commercial General Liability
Subcontractor Default Insurance
Preconstruction Services
Contractor’s Fee
Contractor’s General Conditions Costs
Project General Requirements Costs
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Major building system costs are summarized in Table 5. Also included is a cost per square foot of each
system. All of the following systems are based off of the construction cost and size of the addition
which can be seen in Table 4. One thing to take note of is that all plumbing scope is included with HVAC.
Also, the electrical system includes all communications, electrical safety and security.
Division
03
04
05
06
07
08
09
10
11
12
13
14
21
23
26
Building System
Concrete
Masonry
Metals
Woods and Plastics
Thermal Moisture Protection
Doors and Windows
Finishes
Specialties
Equipment
Furnishings
Special Construction
Conveying System
Water Suppression
HVAC
Electrical
Total Cost ($)
870,118
1,131,376
2,252,965
726,303
1,289,192
1,882,838
4,041,341
328,331
133,992
76,450
74,665
350,654
299,670
5,158,880
6,008,686
Cost per Square Foot ($)
8.15
10.60
21.11
6.81
12.08
17.65
37.88
3.08
1.26
0.72
0.70
3.29
2.81
48.35
56.31
% of Building Cost
3.5
4.6
9.1
2.9
5.2
7.6
16.4
1.3
0.5
0.3
0.3
1.4
1.2
20.9
24.4
Table 5 - Major building systems and cost per square foot for the addition. Table created by Chris Pozza.
Square Foot Estimate
RSMeans CostWorks was used in order to produce a square foot estimate using RS Means data.
Key assumptions used in estimate:







Building Type – Medical Office, 2 story (best match)
Data Release – Year 2011 Quarter 2 (Final GMP Release date)
Wall/Framing Type – Face Brick with Concrete Block Back-up/Steel Joists
Perimeter - measured to be 1,010 feet
Story Height – 13.33 feet (average taken of all three)
Contractor’s Fee – 1.95% in GMP Contract
Location Adjustment – Silver Spring, MD
Cost Comparison
KP Largo MOB Addition
RSMeans CostWorks Estimate
Cost ($)
24,625,461
14,174,500
Cost per Square Foot ($)
230.79
132.84
Table 6 - Cost Comparison between RSMeans CostWorks estimate and the actual cost of this project.
There were several factors that led to this building’s RSMeans comparison being much less than the
actual price. To start, the closest match was a 2-story medical office building. Although the story count
and height was adjusted and increased, the estimates were still very low. The most obvious, as seen in
the Square Foot Estimate found in Appendix B, was the assumption of the shell. CostWorks provided
$1,747,500 for the Shell. This included floor and roof construction; exterior walls, windows and doors;
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and roof coverings and openings. This building was largely a masonry façade. The actual masonry cost
itself was $1,131,376. With such a large footprint and building perimeter, there are extensive
underestimates. A very large portion of actual building cost was finishes, at over $4 million. RSMeans
estimates wall, floor, and ceiling finishes to be under $1.5 million. The last obvious major difference
between estimates is the HVAC and Electrical systems.
CostWorks groups elevators and lifts; plumbing fixtures; terminal & package units; electrical and lighting
systems; and communication systems together to total $7,546,000. Electrical systems alone in the Largo
Medical Office Building cost $6,008,686. Uninterruptible power systems and system redundancy
contributes to very high electrical costs, but there are definitely more major scope busts in the RSMeans
estimate. One thing to take note of is the fact that RSMeans did include a contractor’s fee (1.95%). The
actual construction cost calculated above in Table 2 does not include this fee, making the difference
between estimates even larger.
Assemblies Cost Estimate
An assemblies estimate was conducted to compare the building’s MEP system to the actual costs were.
As noted in Table 5, mechanical and plumbing systems were grouped together the same as the actual
construction estimate that was done. There are several reasons for the large variance between
estimates. Many of the systems were tough to match due to the exact systems not being provided by
RSMeans, so the closest to actual component was chosen.
Assemblies Cost Comparison
KP Largo MOB Addition
RSMeans CostWorks Estimate
Electrical ($)
6,008,686
4,488,442
Mechanical and Plumbing ($)
5,158,880
3,652,492
Table 7 - Assemblies cost estimate compared to the actual estimate. Table created by Chris Pozza.
Because of the complexity of the electrical system, system redundancy and oversizing in case of
emergency will make the actual cost rise dramatically. Also, systems including headwall units, nurse
stations, elevators, MRI and imaging equipment were not included in the RSMeans estimate. At the
same time, some things like branch wires were only partially included in estimates where realistically
the lengths and quantities are much larger. The mechanical and plumbing systems estimate also had a
large difference. Some contributing factors to the lower amount are the absence of medical gas and
equipment, ductwork and diffusers. A few key assumptions made included all lighting fixtures as being
fluorescent tubes, all variable-air volume boxes are the same size and each floor has 14,000 linear feet
of 20 A wire. More information can be found in Appendix C.
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Existing Conditions
The Kaiser Permanente Largo Medical Office
Building is found in Largo, Prince George’s
County, Maryland. This building is less than
two miles away from FedEx Field, home of the
Washington Redskins. Between the football
stadium and site is Interstate 495. Directly to
the west of the site is Landover Road, Route
202. These major roadways allow for several
means of access to the site in a relatively
short distance.
N
Figure 14, above right – Zoomed out site view highlighted in
red showing major nearby access routes such as Interstate
495 and Route 202. Image taken from maps.google.com.
The site is surrounded almost entirely by
roads. Technology Way is to the north,
Mercantile Lane to the west and Landover
Road to the east. Directly to the south is the
only area where commercial property can be
accessed directly. The terrain is flat and
relatively level as the majority of the space
was previously a parking lot for the existing
building.
N
Figure 15, right – Zoomed in site view of the existing medical
office building highlighted in yellow. The majority of the site
surface is hardscape for vehicle and pedestrian traffic. Due to
the outdated image, the existing parking garage was drawn in
blue. Neighboring low-rise buildings can be seen a large distance
away, thus construction will have minimal impact on neighboring
buildings. Image taken from maps.google.com.
It can be seen that buildings in this area
typically have a large footprint and are relatively low, ranging from two to four stories. KP’s medical
office building is no different, actually being one of the tallest at four stories and 51’ 4”. It can see in
Figure 15 that the majority of the site is parking lot, even though the image is outdated due to the
current parking garage which has been added, highlighted blue.
A more detailed site plan showing the existing conditions has been created. Please refer to Appendix D.
Underground electric below the existing parking lot to be removed is included. One unique thing is that
many of the existing utilities near the new building footprint have been added during the construction of
the parking garage in preparation for this project. Once excavation begins for the addition, trenches and
utilities will have much less of an impact on the overall site.
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Site Layout Planning
Excavation & Site Mobilization
A temporary bypass road has been placed adjacent to the south entrance of the existing parking garage.
The majority of the existing parking lot has been demolished for the new building footprint. This, with a
legend and detailed plan can be seen on the Excavation & Site Mobilization plan found in Appendix E.
Deliveries will still be made to the east loading dock of the existing building for occupants. A temporary
trap is located south of the bypass road to catch water runoff from the large building footprint. Parking
is available for the project team, small at this time, near the site trailers. Temporary power will enter
the site from a Pepco utility pole connecting to a power shed near the trailers. This will remain in place
the duration of construction. Other utilities can be seen in their respective trench areas.
The recent construction of the parking garage included placing utilities where necessary for the new
addition. This helped limit the amount of utility time and space needed. Excavation began near the
existing building and moved towards the southwest end of the site. A mock-up area has been
designated between the bypass road and parking garage. Here, a mock-up of brick veneer including a
window to show joints and connections will be fabricated. Dumpsters are placed near the southwest
corner of site as well. Access to the new parking garage is still available near the mock-up area;
however, this area is not barricaded so pedestrians are able to walk around the parking garage between
the site fence and garage.
Structure
There are three major entrances to site, along with two pedestrian gates for workers. Additional
parking is provided for construction workers in the neighboring parking garage. The third level ramp
continuing to the fourth level can be utilized by the workforce, which requires about 55 spaces
maximum. Large laydown areas are utilized between site entrances on the site and the northwest
corner. A 60-ton crawler crane was used for steel erection. The laydown area for steel sequence #1 was
between Area A and the site trailers. Steel was taken from the truck and placed in the laydown area
where material could then be picked by the crane. Sequence #2’s laydown area was in the southwest
corner of Area C.
Overhead protection was also required near the existing building exit on the east elevation due to crane
picks. Night work actually had to be done for about a week in Area B, near the existing MRI room. This
area is labeled on the Structure Plan in Appendix E. Crane picks could not be done overhead during the
day while the MRI was in use. The site trailers with appropriate parties involved are also labeled in more
detail.
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Finishes
Masonry has been included on the Finishes Plan due to the major masonry façade work happening
simultaneously with interior work. Fraco Lifts are shown along almost the entire east and south facades
to provide the most efficient brick placement possible. The interior follows the same area sequencing as
the foundations and structure, from north near the existing building to the southwest. Two façade
locations have been left open intentionally to allow materials to be lifted into and removed from the
building. The opening at the south is also a pedestrian access entrance on the first level. Here,
overhead protection is required. All-terrain forklifts were used on site to lift masonry material to
scaffold and MEP material to the upper floors. The loading dock has been moved as shown in the last
site plan, the Finishes Plan in Appendix E. This decision was due to the site being very active during this
phase and the existing medical office building gets several deliveries daily.
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Kaiser Permanente Largo Medical Office Building
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Local Conditions
Geotechnical Report
The geotechnical analysis and study was conducted by Hills-Carnes Engineering Associates, Inc. Their
work was reported on August 27, 2010. This date was prior to even the new parking garage on site
which was complete before the addition started, so the soil analysis was done on a much larger area
than just the surrounding footprint of the addition. In total, 28 Standard Penetration Test soil borings
were dilled throughout this area. Fifteen borings were drilled at depths ranging between 20 and 40 feet
below the existing site grades in the addition and parking garage footprints. Eight were drilled to 6.5
foot depths in future paved areas. The rest were taken below existing grades in proposed storm water
management areas and in-situ infiltration testing was performed where specified by the civil engineer.
As requested by the Owner, borings were located in grass areas away from pavement where possible to
have as little impact on parking as possible. Two other locations specifically needed to move away from
the existing building due to being within close proximity to the MRI equipment. Soil samples were
classified in accordance with the Unified Soil Classification System (USCS). This project is located in the
Atlantic Coastal Plain Region; where near surface natural soils consist of sedimentary materials typically
with layers of granular and semi-cohesive to cohesive soils.
Several borings were drilled through existing pavement areas generally 3 to 4 inches thick with another
same-size layer of stone. Where encountered, topsoil at tested locations ranged from 2 to 5 inches.
Findings included combinations of man-placed fill and natural soils; both of which were found in the
majority of borings taken from this site. The man-made fill materials appeared to be materials placed
during the construction of the existing building in 1998. This fill ranged from depths of 2 to 7.5 feet. It
was not determined to have an effect on construction because the fill is similar to the on-site natural
soils. The natural soils found were classified as silty sand (SM), clayey sand (SC), sandy silt (ML) and
combinations of the three. The maximum column loads expected were calculated to be near 400 kips
for the proposed addition. A 1” settlement has been assumed to be tolerable for this structure.
Groundwater in the site was encountered at its highest level was well below grade, roughly 12’ below
the lowest finished floor elevation. It was determined that dewatering systems for excavation were not
necessary but would need to be monitored throughout the season so make sure of no major fluctuation
that could impact construction.
Building Methods
Structural steel frame buildings with masonry façades are common in Prince George’s County.
Alternatives were basically ruled out due to the existing building already limiting site access along with
the effort taken to match the existing building type as previously discussed. Medical office buildings are
not as common in the area, but there are many commercial buildings that have used similar
construction methods. Because of this construction being an addition of purely medical office building
uses, a basement was not necessary. The methods that were exploited reflect the current healthcare
construction requirements and Kaiser Permanente’s demands as they are a very large and successful
national organization.
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Parking
Even though there is a limited number of parking due to current construction, there is still plenty of
parking available for people working construction and working or visiting the medical office building.
DPR, Jacobs and members from Kaiser Permanente on site are able to park near the office trailers.
There is also enough room for foremen of key trades on site to park in the same area near their site
trailers as well. The rest of the construction team is able to park on the third for fourth level of the
parking deck, directly west to the site. There are about 55 parking spots for craftsmen which means
about half of the craftsmen are driving while half are dropped off or carpool. Parking has not been an
issue mainly due to workers being able to use the new parking garage. This site has enough room for all
employees and there are also two visitor spots directly beside the trailers for guest’s convenience on
site.
Recycling
The overall goal for this project is to have at least 50% of discarded material to be recycled or reused.
Monthly reports are provided summarizing the exact amounts of material being taken from site,
recycled or sent to the landfill. Comingled dumpsters are used, which means any material can go in any
dumpster. Once dumpsters are filled, they are removed and separated into trash or recyclables off site.
A service call is placed to Lawrence Street Industry (LSI) to empty them by 5 PM the next business day.
The roll-off containers allow for easy removal of material and help keep the site clean and organized.
Total monthly waste varies due to various trades on site throughout construction, but more recently
months have had over 25 tons removed as construction is in some of its busiest times. Even though this
project isn’t striving to become LEED certified, the rights steps are certainly being taken in order to be
environmentally friendly and sustainable. As of July 2012, after a year of construction, over 145 cubic
yards of materials have been removed from site; with over 130 yards have been diverted. To date, less
than 10% of materials have been sent to a landfill. Tipping fees are charged to the waste haulers when
material is taken to a landfill. After LSI separates the trash and loads it on a truck headed for a landfill,
each truck is then charged a tipping fee for the load dumped.
Local Bylaws & Permits
The recently built parking garage was necessary to support the increased square footage of the building
as required by the Prince George’s County Zoning Ordinance. With construction of the new KP Largo
Medical Office Building directly following construction of the parking garage, an interesting situation
arose. The Washington Suburban Sanitary Commission (WSSC) deals with grading permits for
construction projects. Donohoe Construction, the general contractor responsible for the garage, was
closing out their respective work when DPR was beginning site grading for the new addition.
This presented a unique situation. Typically a construction site requires one grading permit under one
general contractor. The projects overlapping placed two general contractors on a single permit. In
order to close out the garage and obtain the Certificate of Occupancy, a temporary permit was
necessary. Fortunately, the WSSC was willing to work with closely with Donohoe Construction to help
get the necessary temporary signoff for the garage with no delays.
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Kaiser Permanente Largo Medical Office Building
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Client Information
Kaiser Permanente was founded in 1945 and has become one of the largest national healthcare
organizations in the country with almost nine million people involved. Today, the organization
continues to grow, providing both for-profit and not-for-profit health plans. Kaiser has hospitals and
medical office buildings providing outpatient services at many locations, like the one which is the focus
of this project. Outpatient services include everything a hospital does but without overnight stay.
The purpose of this project is to expand and improve existing facilities to meet future healthcare
demands and create an environment that improves the overall experience for the people in this facility.
The real drivers on this project are schedule and cost. The schedule has been tight from the very
beginning of construction. First Patient is the most critical milestone, scheduled for July 17, 2013, and
cannot be missed. Planning for the renovation is currently underway and expected to begin full swing
upon completion of the addition.
DPR has worked with Kaiser Permanente in the past and projects have been very successful. Due to
DPR’s past successes, it can be said that quality and safety must never be compromised throughout
construction, regardless of how challenging a project may be. Kaiser Permanente has their own set of
standards that clearly define goals and expectations, making it evident that KP has very high
anticipations for their facilities.
Cost is closely monitored, as evident by the weekly change order meeting that take place. Also, several
bulletins and construction change directives (CCD’s) have been issued since the start of construction.
It’s understood by all parties involved that construction needs to keep moving in order to reach the First
Patient milestone. Kaiser works closely with DPR to track work being put in place and to make sure
appropriate payments are made for that work.
Having minimal impact on the current functions of the existing building is expected to make the
renovation very challenging. KP wants the building to remain occupied throughout construction;
therefore, a phased renovation will be required. Work is being planned to place on multiple floors at a
time in small areas. Because the whole building is to remain occupied, night work is going to be
required. Shifts will have to set up and tear down equipment daily; therefore, four 10-hour shifts are
going to be utilized instead of five 8-hour shifts weekly. Efficiency was the key driver for this decision as
there will be less time preparing to work or cleaning up. KP expects their employees to be able to
continue their work without having to avoid construction areas (except for those departments closed
down for full renovation). Zip walls will be used to contain dust and debris while making for easy
cleanup.
Project Delivery System
Kaiser Permanente has chosen a design-bid-build project delivery for the construction of this 3-story
addition and renovation work. Having a clear vision in mind what a successful end product should be,
this delivery method made the most sense as design function and layout were basically predetermined
once demand for expansion was discovered. An organizational chart including contract types listed with
appropriate project team members has been created. It can be found in Appendix E.
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DPR has been awarded a guaranteed maximum price (GMP) contract as the general contractor. With
that, DPR takes on risk for all of the subcontractors on site. All of the contracts DPR holds with
subcontractors are lump sum contracts. Drywall and framing is the only activity that DPR self-performs.
DPR is not contractually tied to the construction manager, Jacobs, or the architect. Essex Construction
has a lump sum contract agreement with DPR. Essex is a minority business (MBE) and team members
help with project management; including directly managing the electric/fire alarm sub. Pro-Air is the
only subcontractor to hold another contract, as sheet metal work has been awarded to CMC.
Ellerbe Becket has an interesting contract with KP, a term contract. Qualified firms were able to apply
when Kaiser announced the opportunity. Upon being awarded the contract, Ellerbe Becket is now
contractually tied with Kaiser for a fixed period of time. Duration and cost of this contract were not
deemed necessary. What’s also interesting is Ellerbe Becket performs more than just the aesthetic
design. Structural, mechanical, electrical, plumbing, and interiors are all engineered and designed in
house. The only outside assistance is required from a civil engineering firm and a landscape architect,
both of which are lump sum contracts. Jacobs, the construction manager has a professional services
agreement with a fixed fee.
Bonds and insurances are required by KP. A performance and payment bond, commercial general
liability and subcontractor default insurance are all included in the project budget. Builder’s risk
insurance has been provided by the owner. A 3% construction contingency has been included in the
GMP.
Staffing Plan
A staffing chart making up DPR’s project team can be found in Appendix E. The staffing chart is actually
shown as a plan view of the office trailer showing members’ areas to emphasize the encouragement of
collaboration. The field office staff includes the coordinator (FOC), two superintendents, Jeff Busch and
Tim Miner, and the project managers, John Stull and Michael Hudak.
Blake Haldeman and Emily Price were project engineers. Matt Hedrick was the BIM Champion and took
over as a Project Engineer when Emily Price left on maternity leave. A safety person for the region,
Stephen Cloutier, is on site a few times a week. The project executive, John Anania, is on site as
required. Two members from Essex Construction are also in the trailer; Joe Brito is responsible for
quality control and Anthony Moore manages the electric subcontractor and assisted DPR’s management
staff.
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Appendix A – Project Summary Schedule
Project Summary
Schedule
Technical Assignment1 | September 21, 2012
24
ID
Task Name
Duration
Start
Finish
rter
Sep
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
Design and Procurement
Building Permit (Owner Provided)
DPR Awarded Construction Contract
Final Master Agreement/ Work Authorization
Procurement / Shop Drawings Bid/Buyout
Preconstruction Services; 3D Model & MEP Coordination
Remaining Submittals
Construction Phase
Owner Issue Notice to Proceed Site Mobilization
Site Utilities
Foundations
Superstructure
Slab On Grade
Exterior Enclosure
Roof Construction
Building Watertight
1st Floor MEP & FP Rough In
2nd Floor MEP & FP Rough In
3rd Floor MEP & FP Rough In
Elevators
1st Floor Finishes
2nd Floor Finishes
3rd Floor Finishes
Site Work
Closeout & Occupancy
Startup & Commissioning
OFCI
Substantial Completion
Final Completion
First Patient
Project: Kaiser Permanente Largo
Date: Tue 9/18/12
Task
482 days
214 days
0 days
43 days
168 days
184 days
293 days
236 days
439 days
0 days
6 days
43 days
74 days
114 days
45 days
149 days
161 days
0 days
181 days
140 days
143 days
109 days
98 days
92 days
105 days
93 days
216 days
216 days
77 days
0 days
0 days
0 days
Milestone
Mon 11/1/10 Tue 9/4/12
Mon 11/1/10 Thu 8/25/11
Mon 12/27/10 Mon 12/27/10
Mon 12/27/10 Wed 2/23/11
Mon 4/4/11 Wed 11/23/11
Mon 4/18/11 Thu 12/29/11
Mon 5/9/11 Wed 6/20/12
Tue 10/11/11 Tue 9/4/12
Fri 6/10/11 Wed 2/13/13
Fri 6/10/11
Fri 6/10/11
Fri 6/10/11
Fri 6/17/11
Mon 6/27/11 Wed 8/24/11
Wed 8/31/11 Mon 12/12/11
Mon 12/19/11 Thu 5/24/12
Mon 12/26/11 Fri 2/24/12
Mon 3/5/12 Thu 9/27/12
Tue 3/6/12
Tue 10/16/12
Thu 9/20/12 Thu 9/20/12
Mon 3/5/12 Mon 11/12/12
Thu 3/22/12 Wed 10/3/12
Mon 4/9/12 Wed 10/24/12
Tue 9/4/12
Fri 2/1/13
Wed 8/1/12 Fri 12/14/12
Thu 8/30/12 Fri 1/4/13
Thu 9/20/12 Wed 2/13/13
Thu 8/2/12
Mon 12/10/12
Tue 9/18/12 Wed 7/17/13
Tue 9/18/12 Tue 7/16/13
Tue 10/30/12 Wed 2/13/13
Mon 2/11/13 Mon 2/11/13
Fri 4/12/13
Fri 4/12/13
Wed 7/17/13 Wed 7/17/13
Nov
1st Quarter
Jan
Mar
May
3rd Quarter
Jul
Sep
Nov
2012
1st Quarter
Jan
Mar
May
3rd Quarter
1st Quarter
Jul
Sep
Nov
Jan
Mar
Design and Procurement
May
3rd Quarter
Jul
Sep
Building Permit (Owner Provided)
DPR Awarded Construction Contract
Final Master Agreement/ Work Authorization
Procurement / Shop Drawings Bid/Buyout
Preconstruction Services; 3D Model & MEP Coordination
Remaining Submittals
Construction Phase
Owner Issue Notice to Proceed Site Mobilization
Site Utilities
Foundations
Superstructure
Slab On Grade
Exterior Enclosure
Roof Construction
Building Watertight
1st Floor MEP & FP Rough In
2nd Floor MEP & FP Rough In
3rd Floor MEP & FP Rough In
Elevators
1st Floor Finishes
2nd Floor Finishes
3rd Floor Finishes
Site Work
Closeout & Occupancy
Startup & Commissioning
OFCI
Substantial Completion
Final Completion
First Patient
Summary
Page 1
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Kaiser Permanente Largo Medical Office Building
Appendix B – Square Foot Cost Estimate
Square Foot Cost
Estimate
Technical Assignment1 | September 21, 2012
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Building Type:
Location:
Story Count:
Story Height (L.F.):
Square Foot Cost Estimate Report
Untitled
Medical Office, 2 Story with Face Brick with Concrete Block Back‐up / Steel Joists
SILVER SPRING, MD
3
13.33
Floor Area (S.F.):
Labor Type:
Basement Included:
Data Release:
Cost Per Square Foot:
Building Cost:
106700
Union
No Year 2011 Quarter 2
$132.84 $14,174,500 Estimate Name:
A Substructure
A1010
A1030
A2010
A2020
B Shell
B1010
B1020
B2010
B2020
B2030
B3010
B3020
C Interiors
C1010
Costs are derived from a building model with basic components.
Scope differences and market conditions can cause costs to vary significantly.
Parameters are not within the ranges recommended by RSMeans.
% of Total Cost Per S.F.
1.70%
$2.22 Standard Foundations
$0.22 Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6 KSF, Spread footings, 3000 PSI concrete, load 75K, soil bearing capacity 6 KSF, 4' ‐ Slab on Grade
$1.61 Slab on grade, 4" thick, non industrial, reinforced
Basement Excavation
$0.13 Excavate and fill, 4000 SF, 4' deep, sand, gravel, or common earth, on site sto
Basement Walls
$0.26 Foundation wall, CIP, 4' wall height, direct chute, .148 CY/LF, 7.2 PLF, 12" thic
12.60%
$16.38 Floor Construction
$7.92 Floor, concrete, slab form, open web bar joist @ 2' OC, on W beam and wall, Floor, concrete, slab form, open web bar joist @ 2' OC, on W beam and wall, Roof Construction
$1.62 Floor, steel joists, beams, 1.5" 22 ga metal deck, on columns and bearing wal
Floor, steel joists, beams, 1.5" 22 ga metal deck, on columns and bearing wal
Exterior Walls
$2.54 Brick wall, composite double wythe, standard face/CMU back‐up, 8" thick, pe
Exterior Windows
$1.36 Windows, aluminum, sliding, standard glass, 5' x 3'
Exterior Doors
$1.44 Door, aluminum & glass, with transom, narrow stile, double door, hardware, Roof Coverings
$1.49 Roofing, asphalt flood coat, gravel, base sheet, 3 plies 15# asphalt felt, moppe
Insulation, rigid, roof deck, composite with 2" EPS, 1" perlite
Roof edges, aluminum, duranodic, .050" thick, 6" face
Gravel stop, aluminum, extruded, 4", mill finish, .050" thick
Roof Openings
$0.01 Roof hatch, with curb, 1" fiberglass insulation, 2'‐6" x 3'‐0", galvanized steel, 1
24.90%
$32.40 Partitions
$6.42 Metal partition, 5/8"fire rated gypsum board face, 5/8"fire rated gypsum boa
Cost
$237,000 $24,000 $172,000 $13,500 $27,500 $1,747,500 $845,500 $173,000 $270,500 $145,500 $153,500 $158,500 $1,000 $3,457,000 $685,000 C1020
C2010
C3010
C3020
C3030
D Services
D1010
D2010
D2020
D2040
D3050
D4010
D4020
D5010
D5020
D5030
1/2" fire ratedgypsum board, taped & finished, painted on metal furring
Interior Doors
Door, single leaf, wood frame, 3'‐0" x 7'‐0" x 1‐3/8", birch, solid core
Stair Construction
Stairs, steel, cement filled metal pan & picket rail, 16 risers, with landing
Wall Finishes
Painting, interior on plaster and drywall, walls & ceilings, roller work, primer &
Vinyl wall covering, fabric back, medium weight
Floor Finishes
Carpet, tufted, nylon, roll goods, 12' wide, 36 oz
Carpet, padding, add to above, maximum
Vinyl, composition tile, maximum
Ceiling Finishes
Acoustic ceilings, 5/8" mineral fiber, 12" x 12" tile, 1" x 3" wood, 12" OC grid,w
54.30%
Elevators and Lifts
Hydraulic hospital elevator, 4000 lb., 125 FPM
Plumbing Fixtures
Water closet, vitreous china, bowl only with flush valve, wall hung
Lavatory w/trim, vanity top, vitreous china, 20" x 16"
Kitchen sink w/trim, countertop, stainless steel, 19" x 18" single bowl
Service sink w/trim, PE on CI,wall hung w/rim guard, 22" x 18"
Water cooler, electric, wall hung, wheelchair type, 7.5 GPH
Domestic Water Distribution
Gas fired water heater, commercial, 100< F rise, 200 MBH input, 192 GPH
Rain Water Drainage
Roof drain, CI, soil,single hub, 4" diam, 10' high
Roof drain, CI, soil,single hub, 4" diam, for each additional foot add
Terminal & Package Units
Rooftop, multizone, air conditioner, medical centers, 10,000 SF, 23.33 ton
Sprinklers
Wet pipe sprinkler systems, steel, light hazard, 1 floor, 5000 SF
Wet pipe sprinkler systems, steel, light hazard, each additional floor, 5000 SF
Standpipes
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, additional flo
Cabinet assembly, includes. adapter, rack, hose, and nozzle
Electrical Service/Distribution
Service installation, includes breakers, metering, 20' conduit & wire, 3 phase,
Feeder installation 600 V, including RGS conduit and XHHW wire, 400 A
Switchgear installation, incl switchboard, panels & circuit breaker, 400 A
Lighting and Branch Wiring
Receptacles incl plate, box, conduit, wire, 10 per 1000 SF, 1.2 watts per SF
Wall switches, 5.0 per 1000 SF
Miscellaneous power, 1 watt
Central air conditioning power, 3 watts
Fluorescent fixtures recess mounted in ceiling, 0.8 watt per SF, 20 FC, 5 fixtur
Communications and Security
Telephone wiring for offices & laboratories, 8 jacks/MSF
$8.80 $939,000 $3.33 $355,500 $2.88 $307,500 $6.28 $670,500 $4.68 $499,500 $70.72 $14.45 $7,546,000 $1,542,000 $20.95 $2,235,000 $0.19 $20,500 $0.92 $98,000 $13.39 $1,429,000 $3.29 $351,500 $1.49 $159,500 $0.16 $17,000 $7.33 $782,000 $7.66 $817,000 Communication and alarm systems, fire detection, addressable, 25 detectors
Fire alarm command center, addressable without voice, excl. wire & conduit
Communication and alarm systems, includes outlets, boxes, conduit and wire
Internet wiring, 8 data/voice outlets per 1000 S.F.
D5090
Other Electrical Systems
Generator sets, w/battery, charger, muffler and transfer switch, gas/gasoline
6.60%
E Equipment & Furnishings
E1020
Institutional Equipment
Architectural equipment, laboratory equipment, counter tops, acid proof, eco
Architectural equipment, laboratory equipment, cabinets, base, drawer units
E1090
Other Equipment
0.00%
F Special Construction
0.00%
G Building Sitework
SubTotal
Contractor Fees (General Conditions,Overhead,Profit)
Architectural Fees
User Fees
Total Building Cost
100%
2.00%
0.00%
0.00%
$0.89 $94,500 $8.58 $8.58 $916,000 $916,000 $0.00 $0.00 $0.00 $0 $0 $0 $130.30 $2.54 $0.00 $0.00 $132.84 $13,903,500 $271,000 $0 $0 $14,174,500 Kaiser Permanente Largo Medical Office Building
Tech 1
Appendix C – Assembly Detail Report
Assembly Detail Report
Technical Assignment1 | September 21, 2012
26
Assembly Detail Report
Prepared By:
Chris Pozza
penn state
Year 2011 Quarter 2
KP Largo MOB
Date: 20-Sep-12
Assembly
Description
Quantity
Unit
Number
Total Incl.
Ext. Total Incl.
O&P
O&P
D Services
D50101200280
D50101200320
D50101200360
D50101200400
D50101200440
D50102301240
D50102301560
D50102400400
D50201100720
D50201200560
D50201250760
D50201300400
D50201400320
D50201450920
D50201551080
D50201700520
D50202080720
D50309100240
D50309100600
D50902101400
D Services Subtotal
Service installation, includes breakers,
metering, 20' conduit & wire, 3 phase, 4 wire,
120/208 V, 200 A
Service installation, includes breakers,
metering, 20' conduit & wire, 3 phase, 4 wire,
120/208 V, 400 A
Service installation, includes breakers,
metering, 20' conduit & wire, 3 phase, 4 wire,
120/208 V, 600 A
Service installation, includes breakers,
metering, 20' conduit & wire, 3 phase, 4 wire,
120/208 V, 800 A
Service installation, includes breakers,
metering, 20' conduit & wire, 3 phase, 4 wire,
120/208 V, 1000 A
Branch installation 600 V, including EMT
conduit and THW wire, 20 A
Branch installation 600 V, including EMT
conduit and THW wire, 200 A
Switchgear installation, incl switchboard,
panels & circuit breaker, 2000 A
Receptacles incl plate, box, conduit, wire, 20
per 1000 SF,2.4 W per SF, with transformer
Receptacles and wall switches, 400 SF, 6
receptacles
3 way switch, 15 A with box, plate, 3/4"
EMT & wire
Wall switches, 10.0 per 1000 SF
Central air conditioning power, 6 watts
Motor installation, three phase, 200 V, 50
HP motor size
Motor feeder systems, three phase, feed to
230 V 50 HP, 460 V 100 HP, 575 V 125 HP
Motor connections, three phase,
200/230/460/575 V, up to 50 HP
Fluorescent fixtures, type A, 41 fixtures per
3000 SF
Communication and alarm systems, includes
outlets, boxes, conduit and wire, sound
systems, 30 outlets
Communication and alarm systems, includes
outlets, boxes, conduit and wire, intercom
systems, 50 stations
Generator sets, w/battery, charger, muffler
and transfer switch, diesel engine with fuel
tank, 1000 kW
42.00
Ea.
$3,575.00
$150,150.00
6.00
Ea.
$7,550.00
$45,300.00
4.00
Ea.
$12,500.00
$50,000.00
2.00
Ea.
$15,300.00
$30,600.00
6.00
Ea.
$18,250.00
$109,500.00
42,000.00
L.F.
$6.92
$290,640.00
42,000.00
L.F.
$32.55
$1,367,100.00
$55,500.00
$111,000.00
2.00
Ea.
106,700.00
S.F.
$4.93
$526,031.00
267.00
S.F.
$3.20
$854.40
180.00
Ea.
$256.00
$46,080.00
106,700.00
106,700.00
5.00
S.F.
S.F.
Ea.
$2.38
$0.83
$11,650.00
$253,946.00
$88,561.00
$58,250.00
200.00
L.F.
$30.00
$6,000.00
Ea.
$362.50
$1,812.50
$7.15
$762,905.00
5.00
106,700.00
S.F.
6.00
Ea.
$37,100.00
$222,600.00
6.00
Ea.
$61,100.00
$366,600.00
2.00
kW
$255.98
$511.96
$4,488,441.86
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Tech 1
Kaiser Permanente Largo Medical Office Building
Appendix D – Existing Conditions
Existing Conditions
Technical Assignment1 | September 21, 2012
27
Legend & Symbols
Property Line
Exit to
Technology Way
Commercial
2 Story
Silt Fence
Fire Hydrant
Vehicular Traffic
Existing Parking
Lot to Remain
Existing Building
Proposed Addition
Pedestrian Traffic
Existing Loading Dock
Commercial
2 Story
Rema
in
Lot to
Existi
ng Pa
rking
LANE
TILE
MER
CAN
Existing Parking
Garage
4 Level
Pedestrian Vehicle
Entrance to Remain
New Kaiser Permanente
Medical Office Building
3 Story Addition (40’)
Existing Parking Lot to be
Demolished
ROAD
OVER
LAND
Existing Kaiser Permanente Medical
Office Building
4 Story (51’ 4”)
Existing Parking Lot
to be Demolished
Electric
Natural Gas
Communications
Water
Existing Electric to
be demolished
Kaiser Permanente Largo
Medical Office Building
Largo, Maryland
Chris Pozza
Existing Conditions
Existing Water Quality
Pond
50’
100’
Commercial
2 Story
September 21, 2012
Tech Assignment 1
Tech 1
Kaiser Permanente Largo Medical Office Building
Appendix E – Site Plans
Site Plans
Technical Assignment1 | September 21, 2012
28
Legend & Symbols
Ext to
Technology
Commercial
2 Story
Property Line
Construction Fence
Excavated Utility Trench
Construction Roadway
Existing Parking
Lot to Remain
Vehicular Traffic
Existing Building
Proposed Addition
Pedestrian Traffic
Loading Dock
Commercial
2 Story
Existing Kaiser Permanente
Temporary Parking
TILE
LANE
ROAD
OVER
LAND
Medical Office Building
4 Story - 51’ 4”
MER
CAN
Existing Parking
Garage
4 Level
Construction Trailer
#
Sequence of Construction
Construction Traffic
Temporary Power Shed
Dumpster/Recycling
Equipment Storage
New Kaiser Permanente
Medical Office Building
3 Story Addition- 40’
Portable Toilets
Mock-Up Area
1
2
Kaiser Permanente
Medical Office Building
Tem
p
orar
y By
pass
Equipment/
Material Storage
tion Park
in
Roa
d
Temporary Trap
50’
100’
Commercial
2 Story
Construc
Existing Water Quality
Pond
g
Largo, Maryland
Chris Pozza
Excavation & Site
Mobilization Phase
September 21, 2012
Tech Assignment 1
Legend & Symbols
Property Line
Exit to
Technology Way
Commercial
2 Story
Construction Fence
Vehicular Traffic
Existing Building
Existing Parking Lot
to Remain
Proposed Addition
Overhead Protection
Construction Traffic
Temporary Power Shed
Construction Trailer
Commercial
2 Story
Existing Kaiser Permanente
LANE
orar
y By
pass
Subcontractor Trailer
Storage Container
Loading Dock
Laydown/Storage Area
Portable Toilets
2
1
own
Crane/Radius
Recycling/Dumpster
Mock-Up Area
MRI Lift Restriction
Kaiser Permanente
Medical Office Building
aydow
n
Laydown Area/
Material Storage
Construc
tion Park
in
Roa
d
Largo, Maryland
g
Chris Pozza
Temporary Trap
Commercial
2 Story
Jacobs Trailer (CM)
Steel Layd
TILE
MER
CAN
Tem
p
100’
Loading
Dock
Equipment/
Material Storage
Existing Parking
Garage
4 Level
(Top Ramp used for
Craftsmen Parking)
ROAD
OVER
LAND
Medical Office Building
4 Story (51’ 4”)
Steel L
50’
DPR Trailer (GC)
Existing Water Quality
Pond
Structure Phase
September 21, 2012
Tech Assignment 1
Legend & Symbols
Property Line
Exit to
Technology Way
Commercial
2 Story
Construction Fence
Vehicular Traffic
Existing Building
Loading
Dock
Existing Parking Lot
to Remain
Proposed Addition
Pedestrian Traffic
Construction Traffic
Mason’s Fraco Lift
Temporary Power Shed
Commercial
2 Story
Existing Kaiser Permanente
Construction Trailer
LANE
ROAD
OVER
LAND
Medical Office Building
4 Story (51’ 4”)
TILE
Equipment/
Material Storage
MER
CAN
Jacobs Trailer (CM)
Subcontractor Trailer
Storage Container
Loading Dock
Laydown/Storage Area
Existing Parking
Garage
4 Level
DPR Trailer (GC)
Portable Toilets
New Kaiser Permanente
Medical Office Building
3 Story Addition (40’)
Recycling/Dumpster
1
Mock-Up Area
Brick/Insulation Storage
2
Kaiser Permanente
Medical Office Building
Tem
p
orar
y By
pass
Material
Storage
Construc
tion Park
in
Roa
d
Temporary Trap
50’
100’
Commercial
2 Story
Existing Water Quality
Pond
Largo, Maryland
g
Chris Pozza
Finishes Phase
September 21, 2012
Tech Assignment 1
Kaiser Permanente Largo Medical Office Building
Tech 1
Appendix F – Organizational Chart
Organizational Chart
Technical Assignment1 | September 21, 2012
29
Organizational Chart
Kaiser Permanente
Owner
Patrick Farrell
Term
Contract
KAISER PERMANENTE LARGO
MEDICAL OFFICE BUILDING
GMP
DPR Construction
General Contractor
John Stull
Ellerbe Becket
Architect
Hakan Topalhan
Jacobs
Construction Manager
Cy Zinn
In-House
Term Contract
Communication
Lump Sum
In-House
F & B Concrete LLC
Cast-In-Place Concrete
Nova Guynes
Capital Sprinkler
Fire Sprinkler
Matthew Haring
SteelFab of Virginia
Structural Steel
Joe Mayer
In-House
Electrical Engineer
Logan Brown
In-House
Plumbing Engineer
Mark Zuidema
DPR Self Perform
Drywall/Framing
Dan Crutchfield
Sum
In-House
Mechanical Engineer
Mike Jones
Ross Contracting
Site Dem/Earthwork
Mike Ross
Lindgren Rf Enclosures
RF Shielding
Ed Powers
Lump
GMP Contract
In-House
Structural Engineer
Minsoo Ha
Lump Sum
Company
Specialty
Contact
In-House Contracts
Legend
In-House
Interiors
Steve Willey
Otis Elevator Company
Elevators
Martin Shatzer
Beltway Iron Co. Inc.
Misc Metals
Greg Willingham
Emmitsburg Glass
Glass & Glazing
Eric Piper
Kalkreuth Roofing
Metal Panels
Andy Vanlandingham
Calvert Masonry
Masonry
Mike Mallon
Metro Painters
Painting
Ken Doner
A. Morton Thomas
& Associates, Inc.
Civil Engineer
Aaron Smith
Essex
MBE Contractor
Anthony Moore
Pro-Air Mechanical
HVAC & Plumbing
Evan Fabri
Mahan Rykiel
Associates, Inc.
Landscape Architect
Steve Kelly
VarcoMac
Electrical/Fire Alarm
Russel Whitten
Lump Sum
Contracts
CMC Sheet Metal
Sheet Metal
John Maddy
Tech 1
Kaiser Permanente Largo Medical Office Building
Appendix G – Staffing Plan
Staffing Plan
Technical Assignment1 | September 21, 2012
30
KAISER PERMANENTE LARGO
MEDICAL OFFICE BUILDING
DPR FIELD OFFICE TRAILER PLAN
John Anania
Project Executive
Matt Hedrick
Project Engineer/BIM Champ
FIELD OFFICE
ENTRACE
Karen Washington
Field Office Coordinator
Emily Price
Project Engineer
Stephen Cloutier
Safety
Chris Pozza
Intern
Blake Haldeman
Project Engineer
Michael Hudak
Project Manager
Jeff Bush
Project Superintendent
Tim Miner
Project Superintendent
Joe Brito
Quality Control
(Essex)
Anthony Moore
Sub Manager
(Essex)
John Stull
Project Manager